305 Washington Ave · Charleroi, PA 15022

$69,900

2 bd · 1.0 ba · 1,451 sqft · SingleFamily public records · 55 Days on market

Built 1890 2,208 sqft lot $48/sqft · 51% above area

---

Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why rent when you can own for less. .. Or its a great investment property. Walk in to this spacious updated house . First floor consists of eat in kitchen (stainless steel appliance, white subway tile, new kitchen sink faucet, white cabinetry, new luxury vinyl flooring), large living room with ceiling fan, dining room is light and bright, stairway is original beautiful woodwork, don't forget the large sun room at the front of the house. 2 large Bedrooms with large totally update bathroom on 2nd floor (luxury vinyl, new bathroom vanity and tub surround). The full basement has a washer and dryer. This house has tons of storage. The yard is totally fenced in. The large one car detached garage is a great addition to this property.

Key facts

• Large eat in kitchen
• Private rear yard
• 2,208 sq ft lot

Tags

• WALKING DISTANCE TO BUS LINE
• PRIVATE REAR YARD
• LARGE EAT IN KITCHEN
• PERFECT RENTAL LOCATION

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Small lot

Interior

• Kitchen: Main level kitchen (15 x 8)
• Bedrooms: Upper: Bedroom (14 x 9); Upper: Bedroom (14 x 14); Main: Bedroom (13 x 10); Main: Bedroom (14 x 13)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Full walk-up basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#382 in PA, #3,416 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, employment F.
• Charleroi SD (rural): math 20% / reading 51% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $483 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.23%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $46,141
• List price: $69,900
• Delta: 51.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Crest Ave	0.17mi	3/1.0 (+1)	1,449 (-0%)	6mo	$32,000	$22	82
506 Lincoln Ave	0.18mi	3/1.0 (+1)	1,388 (-4%)	6mo	$35,975	$26	74
811 Prospect Ave	0.47mi	3/1.0 (+1)	1,463 (+1%)	3mo	$24,000	$16	70
306 Meadow Ave	0.19mi	2/1.5	1,309 (-10%)	9mo	$95,000	$73	65
413 Shady Ave	0.31mi	3/1.0 (+1)	1,372 (-5%)	8mo	$50,000	$36	65
217 Meadow Ave	0.22mi	3/2.0 (+1)	1,387 (-4%)	11mo	$64,000	$46	64
608 Shady Ave	0.38mi	3/1.5 (+1)	1,488 (+2%)	11mo	$64,000	$43	62
100 Grandview Way	0.48mi	3/1.5 (+1)	1,503 (+4%)	5mo	$110,000	$73	60
26 Petrak St	0.59mi	3/2.5 (+1)	1,390 (-4%)	0mo	$112,500	$81	54
297 Grandview Way	0.53mi	3/1.0 (+1)	1,344 (-7%)	14mo	$60,000	$45	46
167 Maple Ter	0.65mi	3/3.0 (+1)	1,497 (+3%)	6mo	$180,000	$120	46
700 Shady Ave	0.42mi	3/1.0 (+1)	1,248 (-14%)	14mo	$140,000	$112	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.99×
• Total profit: $19,425
• Equity at exit: $14,133

10-year hold

• IRR: 29.0%
• Equity multiple: 3.82×
• Total profit: $55,213
• Equity at exit: $12,614

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15022

• Home prices YoY: -1.0%
• Active inventory: 87
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$367
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $428

Break-even live

Break-even rent $615

Max offer price $69,900

Occupancy floor 58%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	1d	1	0.68mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	1d	1	0.78mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	1d	1	0.89mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	14d	1	1.26mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	1d	1	1.26mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	1d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 55 DOM
2. 2026-06-17
   days on market $69,900 Active 54 DOM
3. 2026-06-16
   days on market $69,900 Active 53 DOM
4. 2026-06-15
   days on market $69,900 Active 52 DOM
5. 2026-06-13
   days on market $69,900 Active 50 DOM
6. 2026-06-09
   days on market $69,900 Active 46 DOM
7. 2026-06-08
   days on market $69,900 Active 45 DOM
8. 2026-06-07
   days on market $69,900 Active 44 DOM
9. 2026-06-05
   days on market $69,900 Active 41 DOM
10. 2026-06-03
    days on market $69,900 Active 40 DOM
11. 2026-06-02
    days on market $69,900 Active 39 DOM
12. 2026-06-01
    days on market $69,900 Active 38 DOM
13. 2026-05-31
    days on market $69,900 Active 37 DOM
14. 2026-04-21
    listed $69,900 Active 579-char remark
15. 2022-01-04
    soldstatus $65,000
16. 2021-12-30
    status Pending 736-char remark

    Show marketing remark (736 chars)

    Why rent when you can own for less. .. Or its a great investment property. Walk in to this spacious updated house . First floor consists of eat in kitchen (stainless steel appliance, white subway tile, new kitchen sink faucet, white cabinetry, new luxury vinyl flooring), large living room with ceiling fan, dining room is light and bright, stairway is original beautiful woodwork, don't forget the large sun room at the front of the house. 2 large Bedrooms with large totally update bathroom on 2nd floor (luxury vinyl, new bathroom vanity and tub surround). The full basement has a washer and dryer. This house has tons of storage. The yard is totally fenced in. The large one car detached garage is a great addition to this property.

17. 2021-12-30
    soldstatus $65,000 Closed 736-char remark

    Show marketing remark (736 chars)

    Why rent when you can own for less. .. Or its a great investment property. Walk in to this spacious updated house . First floor consists of eat in kitchen (stainless steel appliance, white subway tile, new kitchen sink faucet, white cabinetry, new luxury vinyl flooring), large living room with ceiling fan, dining room is light and bright, stairway is original beautiful woodwork, don't forget the large sun room at the front of the house. 2 large Bedrooms with large totally update bathroom on 2nd floor (luxury vinyl, new bathroom vanity and tub surround). The full basement has a washer and dryer. This house has tons of storage. The yard is totally fenced in. The large one car detached garage is a great addition to this property.

18. 2021-12-08
    historical Contingent 736-char remark

    Show marketing remark (736 chars)

    Why rent when you can own for less. .. Or its a great investment property. Walk in to this spacious updated house . First floor consists of eat in kitchen (stainless steel appliance, white subway tile, new kitchen sink faucet, white cabinetry, new luxury vinyl flooring), large living room with ceiling fan, dining room is light and bright, stairway is original beautiful woodwork, don't forget the large sun room at the front of the house. 2 large Bedrooms with large totally update bathroom on 2nd floor (luxury vinyl, new bathroom vanity and tub surround). The full basement has a washer and dryer. This house has tons of storage. The yard is totally fenced in. The large one car detached garage is a great addition to this property.

19. 2021-12-05
    listed $69,987 Active 736-char remark

    Show marketing remark (736 chars)

    Why rent when you can own for less. .. Or its a great investment property. Walk in to this spacious updated house . First floor consists of eat in kitchen (stainless steel appliance, white subway tile, new kitchen sink faucet, white cabinetry, new luxury vinyl flooring), large living room with ceiling fan, dining room is light and bright, stairway is original beautiful woodwork, don't forget the large sun room at the front of the house. 2 large Bedrooms with large totally update bathroom on 2nd floor (luxury vinyl, new bathroom vanity and tub surround). The full basement has a washer and dryer. This house has tons of storage. The yard is totally fenced in. The large one car detached garage is a great addition to this property.

20. 1998-01-22
    soldstatus $25,000

    Show marketing remark (63 chars)

    15X6 SUNPORCH SURVEY IS AVAILABLE HOUSE IS IN MOVE IN CONDITION

21. 1998-01-22
    soldstatus $25,000

    Show marketing remark (63 chars)

    15X6 SUNPORCH SURVEY IS AVAILABLE HOUSE IS IN MOVE IN CONDITION

22. 1997-06-09
    listed $29,500

    Show marketing remark (63 chars)

    15X6 SUNPORCH SURVEY IS AVAILABLE HOUSE IS IN MOVE IN CONDITION

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,078 · $90/mo
• Projected year-2 tax: $1,091 · $91/mo
• Expected delta: +$13/yr (+$1/mo · 1.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,873
• − Mortgage interest: −$3,915
• − Property taxes: −$1,078
• − Insurance: −$350
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,033
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $4,107/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charleroi SD
• NCES district ID: 4205640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $40,410
• Composite: 29.72/100
• National rank: #6450
• State rank: #421 of 539 in PA

Livability — Charleroi

• Score: 76/100
• State rank: #382
• US rank: #3416

Category grades

Amenities B Commute A- Cost of living A+ Crime A- Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleroi, PA
• Population (ZIP): 10,044

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 6%
• Common ancestry: Romanian 8% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.83%
• Current HPI: 174.218
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+136.9% since first listed

9 events — show timeline

• 2026-04-21 Listed $69,900 West Penn MLS
• 2022-01-04 Sold (Public Records) $65,000 Public Records
• 2021-12-30 Pending — West Penn MLS
• 2021-12-30 Sold (MLS) $65,000 West Penn MLS
• 2021-12-08 Contingent — West Penn MLS
• 2021-12-05 Listed $69,987 West Penn MLS
• 1998-01-22 Sold (Public Records) $25,000 Public Records
• 1998-01-22 Sold (MLS) $25,000 West Penn MLS
• 1997-06-09 Listed $29,500 West Penn MLS

Property tax history

+0.0%/yr

Latest (2026): $1,078 · +1.2% YoY. Source: county tax records.